SR 07-26-2011 8ACity of '~ lsl'
Santa 1ldonica
City Council Meeting: July 26, 2011
Agenda Item: ~_
To: Mayor and City Council
From: Andy Agle, Director of Housing and Economic Development
Subject: Relocation Plan for Proposed Affordable Senior Housing at 1924 and
1930 Euclid Street, 1753 18th Street, and 1754 19th Street
Recommended Action
Staff recommends that the City Council approve the Relocation Plan for proposed
affordable housing at 1924 and 1930 Euclid Street, 1753 18th Street and 1754 19th
Street.
Executive Summary
Pursuant to State law, the City Council must approve a relocation plan before any
permanent displacement of residents can occur as a result of a proposed development
that will receive public assistance. This report presents the Relocation Plan in
conjunction with the proposed affordable senior housing at 1924 and 1930 Euclid
Street, 1753 18th Street, and 1754 19th Street. The Relocation Plan identifies two
affected households to be displaced and describes the relocation assistance to be
provided, which includes a moving payment and a relocation payment.
Background
The proposed affordable senior housing at 1924 and 1930 Euclid Street, 1753 18tH
Street, and 1754 19th Street are new construction developments of FAME Santa
Monica Senior Apartments, L.P. (FAME) and have received Architectural Review Board
and Planning Commission approval. Additionally, on April 28, 2009, the
Redevelopment Agency approved a replacement housing plan for this proposed
affordable housing development, which entails the demolition of three single-family
homes and afour-unit multifamily building to be replaced with forty-two singles, six one-
bedrooms, and one two-bedroom residences. Further, the City Council approved the
issuance oftax-exempt bond financing for this affordable housing on Aril 12. 2011.
1
Whenever displacement of existing residents will occur. as a result of a proposed
development, the City Council must approve a Relocation Plan in conformance with
statutes and regulations established by the California Relocation Assistance Law,
California Government Code section 7260 et seq. (the "CRAL"), the California
Relocation Assistance and Real Property Acquisition Guidelines, Title 25, California
Code of Regulations, Chapter 6, Section .6000 et seq. (the "Guidelines"), and
California's Community Redevelopment Law (Health & Safety Code Section 33000 et
seq.).
Discussion
Only two of the existing seven residences were occupied when FAME purchased the
properties in 2009. These two households comprise a total of four persons who will be
permanently displaced as a result of the development. Under State guidelines,
comparable and available replacement housing must be identified prior to the relocation
of the displaced household. FAME's relocation consultant conducted several rental
housing surveys in May 2011 to locate comparable replacement housing in proximity to
1924 Euclid Street and 1954 19th Street. The results of the survey indicate that there is
an adequate supply of replacement housing available to meet the needs of the
households that will be displaced, although at higher rental rates than what the
residents are currently paying. Therefore, the Relocation plan establishes the amount
of financial assistance that will be provided to the households to facilitate the transition
to replacement housing.
The proposed FAME Relocation Plan sets forth an assessment of displaced household
needs, replacement housing resources, program assurances and standards, relocation
assistance program, relocation benefits and payments (including rental assistance),
eviction policy, appeals policy, projected dated of displacement, and estimated
relocation costs.
2
The FAME Relocation Plan has been made available for public review and provided to
the two affected households, as required by law. Any written comments from the public
or displaced households will be attached to the Relocation Plan as an addendum prior
to its consideration by the Council.
Financial Impacts & Budget Actions
The recommendation has no new budgetary or financial impacts to the City. The City
Housing Trust Fund Loan for this development includes an approved budget with a
designated amount specifically allocated for relocation costs.
Prepared by: Jim Kemper, Housing Administrator
Andy Agle, D
Housing and
Attachments:
Attachment A -FAME Relocation Plan
Forwarded to City Council:
Rod Gould,
City Manager
3
ATTACHMENT A
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~aM~ sA~TA Monica SENIOR APARTMErITS I.P
3129 6~ Street Santa Monica, CA 90405
Prepared by
Del Richardson and Associates, Inc.
May 2009
Updated 5/12/11
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FAME Santa Monica Senior Apartments Relocation Plan
TABLE OF CONTENTS
I. INTRODUCTION ................................................................................................... 2
II. ENVIRONMENTAL CONDITIONS ........................................................................ 3
III. PROJECTED DATE OF DISPLACEMENT ........................................................... 3
IV. ESTIMATED RELOCATION COST AND FUNDING ............................................. 3
V. CITIZEN PARTICIPATION ....................................................................................8
VI. RELOCATION STANDARDS ................................................................................8
VII. RESIDENTIAL RELOCATION NEEDS AND CHARACTERISTICS .................... 13
VIII. OBTAINING RELOCATION HOUSING ........................:..................................:... 13
IX. RELATIONSHIPS WITH SITE OCCUPANTS ..................................................... 14
X. REPLACEMENT OF RESIDENTIAL HOUSING RESOURCES .......................... 18
XI. ANALYSIS OF RELOCATION REPLACEMENT RESOURCES ......................... 18
XII. RELOCATION ADVISORY SERVICES ...........................................................:.. 19
XIII. RELOCATION PAYMENTS AND DISBURSEMENT .......................................... 23
XIV. GRIEVANCE PROCEDURES .............................................................................27
Attachments:
Exhibit A -Project Area Map
Exhibit B -Required Notices
Exhibit C -Grievance Procedures
Exhibit D -Relocation Information Booklets
Summary of Relocation Characteristics and Estimated Relocation Cost (Confidential)
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FAME Santa Monica Senior Apartments Relocation Plan
~u~TROD~~T~~N
When it becomes necessary to acquire and develop property to permit new development, the
relocation of homeowners, tenants and businesses and non-profit organizations often
becomes necessary. This Relocation Plan describes the method of relocation implementation
procedures for the fair, uniform and equitable treatment of persons displaced from their homes
and businesses when acquisition and development occurs. It identifies the administrative
requirements for conducting relocation and sets forth relocation standards, occupancy
standards, methods of obtaining replacement housing, compensation payments and other
related provisions of relocation practices.
This .Plan sets forth policies and procedures necessary to conform with statutes. and
regulations established by the California Relocation Assistance Law, California Government
Code section 7260 et seq. (the "CRAL") and the California Relocation Assistance and Real
Property Acquisition Guidelines, Title 25, California Code of Regulations, Chapter 6, Section
6000 et seq. (the "Guidelines").
FAME Santa Monica Senior Apartments is a 49 unit senior development located on three sites
in the Pico Neighborhood. Development on the sites will range from 7 to 24 units each. Every
site includes a community or dining/assembly room, laundry facilities, and elevator access in
secure two and three-story buildings. Parking is both at grade level and located under the
buildings at the first floor, as fully subterranean parking is contemplated. Forty-two of the units
are large, approximately 600 square feet loft-like studios with balconies. In addition, the project
includes six one-bedroom and one two bedroom apartments.
Two of the sites are entitled through the City's SENIOR GROUP HOUSING zoning
designation. This allows an increased number of units in the R-2 zones for senior units that do
not include a bedroom and which have kitchen, but do have access to a community dining
room. The third site will be entitled under the R-2 multi-family designation. It is contemplated
that for state funding application purposes, the project can be developed by-right and will not
require zoning entitlement process.
Two of the sites are owned by the developer. One site is owned by FAME Church of Santa
Monica, and is currently being leased to the development fora 55+ year period.
The developer is FAME Santa Monica Senior Apartments LP, a partnership of Squier
Properties LLC and the nonprofit FAME Santa Monica Redevelopment Corporation (FSMRC).
Squier Properties has extensive experience building and operating affordable housing
communities for seniors and families throughout California. As previous Executive Director of
the Community Corporation of Santa Monica, Gary Squier initiated 15 affordable housing
developments in the city. FSMRC was created by FAME Church of Santa Monica to launch
economic, service and housing initiatives in the Pico Neighborhood.
As a first step, the developer obtained acquisition and predevelopment financing from the City
of Santa Monica, to enable the purchase of the project sites in advance of final entitlements
and funding commitments. The next step will involve city assistance in funding development
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FAME Santa Monica Senior Apartments Relocation Plan
costs. The City Council on April 28, 2009 approved a plan to replace seven housing units that
will be removed to accommodate the senior project.
II. ENVIRONMENTAL CONDITIONS
The project site is situated in the Earthquake Recovery Redevelopment Project area of the City
of Santa Monica that provides residents with a variety of job opportunities, recreational and
cultural facilities, and provides businesses ready access to a wide range of potential
customers. Immediately adjacent to the subject properties are residential single-family and
apartment residences. The properties are generally well cared for and reflect "pride of
ownership."
The City of Santa Monica is characterized by numerous medical facilities, hotels, retail
shopping, restaurants, business establishments, community parks, recreational facilities
including industrial and manufacturing areas. Additionally, the city provides medical,
educational, insurance, banking, real estate and governmental services.
The project site is within easy accessibility of the 10 Freeway. Public transportation is provided
throughout the City of Santa Monica with convenient service to adjacent communities. The City
of Santa Monica is linked to the rest of the region by a network of streets and freeways, by an
extensive regional, local and express bus system.
The project site itself consists of three properties which are a mixture of primarily single and
multi-family residential units. The proposed displacement sites are located at 1924 Euclid
Street and 1754 19'h Street in the City of Santa Monica, California and in the County of Los
Angeles.
III. PROJECTED DATE OF DISPLACEMENT
The proposed FAME Santa Monica Senior Apartments project will result in the displacement of
two residential households. The relocation 'activity is expected to begin in May of 2011 and be
completed by November 2011.
IV. ESTIMATED RELOCATION COST AND FUNDING
The estimated relocation cost for this project activity is $ 160,000.
The project has obtained funding from the Redevelopment Agency of the City of Santa Monica
and has applied and received Low Income Housing Tax Credits (LIHTC).
The Developer will insure that adequate funds to relocate all eligible persons are available
prior to any displacement. The Developer will also ensure that displacement does not result in
different or separate treatment of household based on race, nationality, color religion, sex,
marital status, family status, disability or any other basis protected by the Federal Fair Housing
Amendment Act, the Americans with Disabilities Act, Title VI of the Civil Rights Act of 1964,
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FAME Santa Monica Senior Apartments Relocation Plan
Title VIII of the Civil Rights Act of 1968, the California Fair Employment & Housing Act, the
Unruh Act, as well as any other arbitrary or unlawful discrimination.
The Developer will comply with the Agency's adopted Rules and Regulations that: (1)
implement the requirements of the California Relocation Assistance and Real Property
Acquisition Law (the "Act"); (2) are in accordance with the provisions of the California
Department of Housing and Community Development's "Relocation Assistance and Real
Properly Acquisition Guidelines" (the "State Guidelines'); (3) meet the requirements of the
California Community Redevelopment Law and the provisions of the Earthquake Recovery
Redevelopment Project Redevelopment Plan, adopted June 21, 1994 and (4) are appropriate
to the particular development activities of the Developer and not inconsistent with the Act or
the State Guidelines.
The Developer is unaware of any public or private projects underway in the vicinity of the
project or within the replacement housing resource survey areas that would impact the
availability of needed housing resources.
A. ADMINISTRATIVE ORGANIZATION
Responsible Entity
The Developer is responsible for the relocation of individuals, families ahd
businesses that are to be displaced by development activities. The Developer will
meet its relocation responsibilities through the use of its relocation consultant,
supplemented by assistance from local realtors, social service agencies and civic
organizations. The Developer will coordinate this activity with those of other
agencies and bodies, as detailed in various sections of this Plan.
2. Developer Assurances
The Developer will not proceed with any approval of the project or other activities
that will directly result in the displacement of any person until it makes the
following assurances:
a. Fair and reasonable relocation payments will be provided to eligible persons
as required by State guidelines and Agency rules and regulations;
b. A relocation assistance advisory program offering relocation services will be
established;
c. Eligible persons will be adequately informed of the assistance, benefits,
policies, practices and procedures, including grievance procedures, provided
for by State guidelines and Agency's rules and regulations;
d. Comparable replacement dwellings will be available within a reasonable
period of time prior to displacement sufficient in .number, size and cost for the
eligible persons who require them;
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FAME Santa Monica Senior Apartments Relocation Plan
e. Eligible persons will be offered appropriate transportation to inspect
comparable replacement housing units;
Adequate provisions will be made to assure the orderly, timely and efficient
relocation of eligible persons to comparable replacement housing (without
regard to race, color, religion, sex, marital status, or national origin) and with a
minimum hardship to those affected;
g. No person will be displaced until the Developer has fulfilled the obligations
imposed by the "Guidelines" and the "Agency's" Rules and Regulations;
h. No persons of low and moderate income will be displaced unless and until
there is a suitable housing unit available and ready for occupancy by said
persons at rents comparable at the time of their displacement. Such housing
units will be suitable to the needs of such displaced persons and will be a
decent, safe, sanitary and standard dwelling; and
The Developer has prepared a Replacement Housing Plan that will address
the issues of the removal of low and moderate income housing units from the
housing market in the project area.
3. Staff
The Developer's Relocation Consultant is responsible for developing and
administering the programs for rehousing all site occupants who are required to
move by redevelopment activities. The Developer will assign staff to the project.
It will be the field Relocation Consultant that will assure the successful relocation
of families, individuals and businesses.
The Developer's Relocation Consultant has extensive acquisition and relocation
expertise, with many years of experience. Staff has been, and will continue to be,
selected by the Developer from the fields of social welfare, community
organization, real estate, business finance and administration, public health,
education, public housing and other related fields. Beyond their professional
qualifications and standing, many bring years of valuable experience and skill in
carrying out acquisition, relocation and community planning programs in this and
other communities.
The Developer's Relocation Consultant expects to assign sufficient staff to the
project. If necessary, bilingual staff will be assigned. The assigned staff will
provide relocation assistance accessible and convenient to all of the displaced
persons.
The Relocation Consultant has successfully relocated families, individuals,
businesses and nonprofit organizations. They recognize that the process of
displacement can be very disturbing and they work hard to accommodate the
needs of every displaced person. Through their sensitivity and care, the
Relocation Consultant's staff has created a remarkable track record of successful
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FAME Santa Monica Senior Apartments Relocation Plan
4.
relocation. The Relocation Consultant's staff strives to improve the conditions of
the displaced person wherever possible.
Staff Functions
The role of the Developer's Relocation Consultant is to:
a. Interpret the City and Agency's programs for all site occupants and the
general public,.so as to gain their understanding and support; and to answer
questions about the Project and its effect upon site occupants;
b. Coordinate with Agency and Developer to determine the re-housing needs
and preferences of all site occupants through personal interviews, keep them
informed of their rights and responsibilities .under the program, re-housing
resources, special services and aid available to them;
c. Enlist the cooperation of real estate agents, properly management firms,
social agencies, civic. groups and others in locating suitable relocation
accommodations for displacees;
d. Locate; inspect, evaluate, or stimulate the development of housing facilities to
meet the needs df all project residents; and refer and otherwise assist site
occupants to secure the housing that they require;
e. Secure priority consideration for persons eligible for and desiring affordable,
available housing, ownership housing, subsidized and section 8 rental
housing if necessary, and any other housing to which a displacee is entitled
and otherwise expedite their placement;
Assist prospective homebuyers in obtaining appropriate mortgage financing
and advise them of special FHA, VA and other available mortgage finance
assistance;
g. Make referrals to community, social welfare and other appropriate agencies
and work with these agencies on an individual basis to help in the solution of
specific problems affecting the relocation of individuals or groups of relocates;
Maintain liaison services among businesses, site occupants, commercial
property brokers, realty boards, Chambers of Commerce, the Small Business
Administration, lending institutions and other appropriate resources and
provide assistance that results in their satisfactory relocation;
Inform eligible persons of their eligibility for relocation payments and
assistance as soon as feasible after the initiation of negotiations and of the
procedures for obtaining such benefits and assistance;
k. Determine the extent of the need of each eligible person;
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FAME Santa Monica Senior Apartments Relocation Plan
I. Provide current and continuing information on the availability and location of
comparable residential and/or commercial properties. Including security
deposits, closing costs, typical down payments, interest rates, and rental
terms for residential property in the area;
m. Assist displacees in preparing claims for relocation payments. Administer the
program by providing costs of moving, storage, in lieu of moving expenses,
direct property loss, residential moving expenses, replacement housing
payments and reimbursements of other related expenses;
n. Assist each eligible person displaced from his or her business or nonprofit
organization in obtaining and becoming established in a suitable replacement
location;
o. Provide any services required to ensure that the relocation process does not
result in different or separate treatment on account of race, color, religion,
national origin, sex, marital status or other arbitrary circumstances;
p. Provide eligible person information concerning disaster loan and other
programs administered by the Small Business Administration, federal and
state housing programs, and other federal and state programs offering
assistance to displaced persons;
q. Provide other advisory assistance to eligible persons in order to minimize
their hardships. As needed, such assistance may include counseling and
referrals with regard to housing, financing, employment training, health and
welfare, and any other available assistance;
r. Notify in writing, every person to be displaced at least 90 days in advance
prior to requiring a person to move from a dwelling or to move a business. In
the event that acquisition is taking place within the context of eminent domain,
this notice may be in the form of an Order for Prejudgment Possession;
s. Notify in writing to all eligible persons, that within a reasonable period of time
prior to displacement there will be available comparable replacement housing,
sufficient in number and kind to each individual need;
t. Coordinate relocation and community organization activities with all other City
and Agency operations; and
u. Maintain relocation records and prepare reports as required by the City,
Agency and in accordance with State and/or Federal requirements.
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FAME Santa Monica Senior Apartments Relocation Plan
V. CITIZEN PARTICIPATION
This Plan was provided to the affected site occupants and was made available to the public for
the mandatory thirty (30) day review period. The Developer actively encourages the
involvement of potential displacees in fostering a high degree of participation in the proposed
project area and in the hearing and planning stages of the relocation process. For this
purpose, the Developer plans to:
• Meet as frequently as needed with the site occupants, at times convenient for them to
discuss the progress of the project, timetables for implementation, relocation rights and
benefits, and other pertinent matters;
• Prepare and distribute all information and materials in the language most easily understood
by the site occupants;
• Provide copies of the Relocation Plan to general public and relevant agencies for review.
and comment; and
• Include all comments to this Plan as an addendum prior to submission for approval.
VI. RELOCATION STANDARDS
It is the Developer's objective that all site residents be rehoused with minimum hardship to
comparable replacement dwellings that satisfy the following requirements:
• Decent, safe and sanitary and comparable but not lesser in the number of bedrooms or
living space and in the quality of construction, unless the resident expresses a desire for
lesser bedrooms;
• In an area not subject to adverse environmental conditions;
• Be at least comparable to but no less desirable than the acquired dwelling with respect to
utilities, public and commercial facilities, schools services and employment;
• Available to the displaced persons without regard to race, color, sex, religion or national
origin; and
• Within the financial means of the displaced person, including but not limited to comparable
interest rates, propefij taxes and other recurring housing costs.
The Relocation Consultant will make a good faith effort to relocate each displacee within the
City of Santa Monica unless they choose to relocate elsewhere. Only housing which qualifies,
as standard under provisions of the Local Housing Code will be used as a relocation resource.
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FAME Santa Monica Senior Apartments Relocation Plan
Only housing which qualifies, as standard under provision of the local housing code will be
used as a relocation resource. The following standards apply in measuring the quality and
suitability of the housing to be offered by the relocation consultant and/or staff to a site
occupant, or that which aself-relocatee has selected on his own initiative.
A. Physical Standards
1. The roof, the exterior walls, windows and doors-shall be weather proof and water tight,
and in safe, sound condition and good repair.
2. The foundation, the interior walls and doors, and the ceilings and floors shall be in safe,
sound condition and good repair.
3. Every stairway, exit door, fire escape and elevator shall be in safe, sound condition, in
good repair and free from obstructions.
4. Except in the case of concrete floor slab construction, the clearance between the
ground and the floor joints shall be not less than 18" and such under floor area shall be
properly vented.
5. All portions of a lot about or under a building shall be adequately drained, and together
with the building and parts thereof, shall be clean, free of rubbish and of health, fire and
safety hazards.
6. Every building shall be connected to the public water supply and sewers or septic tank,
and every plumbing fixture, water and waste pipe shall be installed in an approved
manner, sanitary and in good working condition.
7. Every dwelling unit shall have adequate heating facilities which are installed in an
approved manner, are safe and in good working condition.
8. Every dwelling unit shall be supplied with adequate electric wiring, convenience outlets
and fixtures, and installed in an approved manner, which are safe and in good working
condition.
9. Every dwelling unit shall contain electrically wired smoke detectors in every sleeping
room and in each hallway, corridor or area adjacent to any such sleeping room.
10. Every sleeping room shall contain at least one window opening directly to the outside.
11.A cellar or unfinished attic shall not be used for living, sleeping, cooking or eating
purposes. In any basement space used for living purposes, the walls and floors that are
below ground level shall be waterproofed and damp proofed.
12. Every room used for living purposes shall have not less than an 8 ft. ceiling height and a
window area of not Tess than 12 square feet or 1/8th of the superficial floor area,
whichever is greater.
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FAME Santa Monica Senior Apartments Relocation Plan
13. Every dwelling unit shall comply with the Residential Lead-Based Paint Hazard
Reduction Act of 1992:
14. Evidence shall be provided that, where required by ordinance, valid certificates of
occupancy and health permits have been obtained.
15. Every dwelling unit shall have a private lavatory and bathtub or shower, with hot and
cold running water, and a suitable bathroom or compartment. Rooms including these
fixtures. shall have adequate light and ventilation.
16. Every dwelling unit shall have a private kitchen containing a sink with hot and cold
running water and adequate light and ventilation.
Exception: The requirements of these items shall not apply to a Tight housekeeping room that
conforms fully to all the requirements of City ordinances relating to such accommodations and,
further, in which occupancy is limited to one person.
B. Occupancy Standards
An otherwise standard dwelling may not be considered as standard for a specific family,
unless it provides adequate sleeping space for all the family members. Living rooms
should not be considered for sleeping purposes, except in the case of an efficiency or
studio apartment. In the evaluation of dwelling units considered for relocatees existing
building codes or other suitable regulations will be used as occupancy standards.
The following standards will be considered as a guide in determining sleeping space needs
for a family, always bearing in mind that the age, sex and relationship of the individual
family members, or health factors, may cause some variance.
Number of Minimum Number Maximum Number
Bedrooms of Occupants of Occupants
0 1 2
1 1 3
2 2 4
3 4 6
4 6 8
5 8 10
Experience has shown that in most cases households are under housed. In their relocation,
they will be moved into housing adequate to the family size. In a few cases; however,
households may currently be in units that are, in strict conformance with the standards,
larger than they require. These households are entitled to choose either to be relocated into
a unit of the same size that they moved from, or if they prefer, to relocate into a smaller unit
which meets the household size requirement.
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FAME Santa Monica Senior Apartments Relocation Plan
C. Displacee Ability to Pay
The Developer and the Relocation Consultant will give consideration to the particular
financial situation of each family or household and will seek the displaced person's
concurrence in the final determination of what he or she can afford to pay for housing.
Every effort will be made to maintain the lowest possible ratio of housing cost to income,
which at the same time provides the. displacee adequate housing. Staff will counsel
displacees to relocate into housing which is affordable.
As a general rule, displacees are usually able to pay gross monthly rentals based on the
following criteria:
® A replacement dwelling is within the financial means of a displaced person if
the monthly housing costs (including payment of mortgage, insurance and
property taxes), or rental costs (including utilities and other reasonable
recurring expenses) minus any replacement housing payment available to the
displaced person does not exceed thirty-percent (30%) of the displaced
person's average monthly income or such other ratio as established by law:
An eligible person who rents a replacement dwelling is entitled to a payment not to exceed
$5,250 for rental assistance. The payment shall be 42 times the amount obtained by
subtracting the base monthly rental for the displacement dwelling from the lesser of:
® The monthly rent and estimated average monthly utilities for a comparable
replacement dwelling; or
® The monthly rent and estimated average monthly cost of utilities for the
decent, safe and sanitary replacement dwelling actually occupied by the
displaced person.
D. Base Monthly Rental for Displacement Dwelling
The "base monthly rental" for the displacement dwelling is the lesser of:
• The average monthly cost for rent and utilities at the displacement dwelling
fora reasonable period prior to displacement, as determined by the
Developer. For an owner-occupant, use the fair market rent for the
displacement dwelling. For a tenant who paid little or no rent prior to
displacement, use the fair market rent, unless its use would result in a
hardship because of the person's income or other circumstances); or
Thirty (30) percent of the displaced person's average monthly household
income. This standard shall apply, unless covered by Federal Regulations. (If
the person refuses to provide appropriate evidence of income or is a
dependent, the base monthly rental shall be established solely on the
displacement dwelling rental rate. A full-time student or resident of an
institution may be assumed to be a dependent, unless the person
demonstrates otherwise).
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FAME Santa Monica Senior Apartments Relocation Plan
Note: HUD has established 2010 income limits for the Los Angeles County area of the
income categories that are typically used to determine income classifications. The table
below shows income categories for residential households:
E. Environmental Standards
It is the Developer's policy to refer displaced families, individuals, businesses and
nonprofit organizations to replacement dwellings and/or suitable replacement sites
located in areas not subject to unknown adverse environmental conditions. Relocation
housing sites shall not be generally less desirable than the location of the displaced site
with respect to public utilities and services, schools, churches, recreation, transportation
and other public and commercial facilities, and within reasonable proximity to the
displacee's present place of employment.
F. Temporary Housing Standards
The Developer does not anticipate relocating displacees on a temporary basis.
However, should temporary housing become necessary, the following standards would
apply:
• Housing not meeting the Developer's established standards for permanent
relocation will not be used for emergency temporary housing;
• In no event will the temporary housing offered by the Relocation Consultant be of a
less desirable character than that from which the site resident is being moved, and
such temporary housing shall be in a safe and habitable condition;
• Temporary relocations made by the Developer will not diminish the Developer's
obligation with respect to the displacee's permanent relocation. The necessary
costs incurred in temporary moves made at the direction of the Developer will be
paid in accordance with relocation regulations; and
• If aself-relocatee moves into substandard housing and declines (without satisfactory
reason) to accept standard housing to which he is referred, it will be considered that
the Developer's responsibility to the relocatee has been discharged, but only after
claimant has signed a statement of release to the Developer.
Throughout the relocation process, personalized attention is afforded to all displacees,
including those with special needs such as the elderly and the handicapped. In
addition, the Relocation Consultant will offer transportation to assist in looking for
replacement housing.
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PAME Santa Monica Senior Apartments Relocation Plan
VII. RESIDENTIAL RELOCATION NEEDS AND CHARACTERISTICS
The proposed project will affect 2tenant-occupied units
The sale of the property located at 1753 18th Street in the City of Santa Monica was not
induced by FAME Senior Housing Apartments LP: At the time of negotiations. the property
owner was advised of plans for developing the property to be acquired and the surrounding
properties.
A preliminary surveys and information provided by Developer was utilized to prepare this Plan.
The following relocation replacement housing needs and characteristics have been
established:
There are 2 households that will be displaced as a consequence of the development. No
elderly individual will be displaced.
• 0 Households reported annual income of under $15,000;
• 0 Households reported annual income of $15,001 to $20,000;
• 0 Households reported annual income of $20,001 to $25,000;
m 2 Households reported annual income of $25,001 and over
This information is preliminary and subject to written verification as the process of relocation
progresses; currently this information indicates that none of the households are low or very low
income.
All tenants have expressed a preference to remain in or within the project area or community.
The Relocation Consultant will meet the relocation needs of each displaced person by
relocating them into decent, safe and sanitary replacement housing that meets their
replacement housing needs and is affordable.
Throughout the relocation process, personalized attention will be afforded as necessary to all
eligible tenant-occupants, including those of special needs such as elderly and handicapped.
In addition, the relocation consultant will offer transportation to assist in looking for
replacement housing and refer those in need to appropriate social agencies including such
services as notarization and translation.
VIII. OBTAINING RELOCATION HOUSING
A. Private Housing
Over the years, the Relocation Consultant has received excellent cooperation
from property owners, property managers, realtors, multiple listing agencies, and
others offering a variety of private standard housing for rent or for sale. Based on
this relationship, there is an adequate supply of replacement housing for
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FAME Santa Monica Senior Apartments Relocation Plan
occupancy in carrying out the Developer's relocation program. This relationship
has been continually strengthened through the years and is expected to
continue.
The Relocation Consultant will obtain, and maintain current listings of decent,
safe and. sanitary replacement rental and sale properties that are appropriate for
relocation and available on anon-discriminatory basis. Information on the size,
rental or sale price, financing terms and location of available units will be given to
displacees seeking referrals.
B. Public Housing
The Santa Monica Housing Authority may, based upon availability, grant eligible
displacees priority in placement and has facilitated the application and referral
procedures. Special income limits have been established by the Authority for
admission of eligible displacees.
Subsidized housing is a relocation housing resource. No displacee will be initially
offered such housing unless they have moved from subsidized housing or have
requested subsidized housing.
C. Special Rehousing Problems
Relocation Consultants interview the displacees to obtain information pertinent to
special rehousing and social needs of the individual or family. Particular efforts
will be made to anticipate and aggressively seek solutions for problems of
individuals or groups of displacees that include the elderly, low-income, large
families, racial minorities, physically disabled and unemployed. The Developer
will work cooperatively with other groups and agencies, make appropriate
referrals, and otherwise obtain for displacees the assistance essential for their
successful re-housing.
D. Section 8 Certificates and Housing Vouchers
The Developer's Relocation Consultants will
displacees to obtain a certificate or voucher for
local Public Housing Agency (PHA) and to
replacement dwelling whose owners are willing
housing voucher program.
IX. RELATIONSHIPS WITH SITE OCCUPANTS
A. Informational Program
encourage and assist eligible
rental assistance provided by a
offer referrals to comparable
to participate in the certificate or
The Relocation Consultants have and will continue to conduct individual
informational meetings and expect to plan for more meetings as required and as
necessary during the relocation process.
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TAME Santa Monica Senior Apartments Relocation Plan
B.
The Relocation Consultant will continue to use personal interviews and personal
contacts, general mailings, distribution of informational material .and individual
meetings to provide information. All of these efforts will be continued throughout
the project activity to ensure that each site occupant is fully informed as to the
time schedules, relocation program, and opportunities for relocation housing,
relocation services and other available services.
Interviews with Site Occupants
Within a reasonable time following the initiation of negotiations, all project
displacees will be informed as to availability of relocation benefits and assistance
and the eligibility requirements therefore, as well as the procedures for obtaining
such benefits. The Developer has already informed project displacees of these
rights and benefits through the Developer's informational program.
As soon as feasible, following the Initiation of Negotiation to purchase the
property, the Relocation Consultant will meet with all site occupants. The
interviewer will discuss and explain the contents of the Informational Statement
and Housing Standards that will be delivered to all occupants as well as other
applicable materials. As evidence that the displacee has been properly notified,
the displacee will be requested to sign a receipt for the Informational Statement
which fully describes their rights under the relocation program, the services
offered for relocation, the regulations and procedures for obtaining relocation
payments, etc.
The Relocation Consultant will also update any information obtained in prior
interviews with the displacees, ascertain precise relocation needs and problems,
from which the displacee will be assisted in formulating and carrying out their
approach to relocation. This is the beginning of personalized relocation
assistance and, as necessary, the displacee will be referred to appropriate
agencies or resources for special services.
Persons who occupy property after acquisition may be not eligible for assistance
or benefits if they were informed prior to occupancy that the property was being
acquired for a public use and occupancy is only available between acquisition of
the property and its development. The Developer may consider occupants not
so informed, eligible for assistance and benefits.
C. Inspection of Relocation Housing
All replacement housing offered to displacees will be internally and externally
inspected by the Relocation Consultant in advance and only housing meeting the
established standards will be considered as decent, safe and sanitary.
If, upon inspection, the replacement housing occupied by a self-relocatee is
found below standard or is not decent, safe and sanitary (e.g., does not meet the
lead-base paint requirements), the displacee will be advised accordingly and
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FAME Santa Monica Senior Apartments Relocation Plan
offered decent, safe and sanitary housing. If the displacee refuses to accept
further assistance, the obligation of the Developer to the displacee will be
considered fulfilled. In such instances, the matter may be referred to the local
building inspection department with the objective of bringing the housing into
conformity with applicable code ordinances.
A thorough internal and. external inspection of the replacement dwelling must be
made and the dwelling must be deemed "decent, safe and sanitary" before the
Developer will make a replacement housing payment or release a payment from
escrow.
If the displacee relocates to another community or outside of the City of Santa
Monica, the relocation consultant, when possible, will contact the redevelopment
agency of that city or its housing, building and safety department or local housing
authority to arrange for officials of that community to perform the housing
inspection. When this is not possible, the displacees shall be required to provide
acceptable documentation to determine that the dwelling meets decent, safe and
sanitary requirements.
D. Housing Referral Services
The referral procedure will be essentially one of personal contact, liaison, and
assistance by staff and/or consultants. The Relocation Consultant will work
closely with each displacee until they have been permanently rehoused, offering
comparable housing that meets their replacement housing needs and
encouraging. them to find replacement housing on their own initiative.
The relocation consultant will maintain listings of private rental and sales housing
that has previously been inspected and certified as meeting the Developer's
relocation housing standards which are available on an open-occupancy basis
that are not planned for clearance. Listings of vacancies will be provided to the
displacee, arrangements will be made for the displacee to inspect the housing
and, if necessary, they will be provided transportation and/or be accompanied on
the inspection. The displacee will be provided further referrals if, for reasonable
cause, he or she is unable to accept an offered unit. The same procedure will be
followed when aself-relocatee is found occupying sub-standard housing.
Displacees will be informed of the availability of VA and FHA acquired properties
and of any Section 8 housing that meets their needs. Listings of properties will
be available so that they may be freely examined. The Relocation Consultant will
provide displaced residents with evidence of their eligibility for such housing,
serve in a liaison capacity and otherwise assist displacees in securing such
accommodations.
Those displacees appearing eligible for and interested in public housing
(including Section 8 housing programs) will be referred to the Housing Authority
and otherwise assisted in expediting their applications and placement. If
interested and determined eligible for other subsidized housing, displacees will
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FAME Santa Monica Senior Apartments Relocation Plan
be referred to the appropriate sponsor or owner of such housing and assisted in
making the application. In addition, they will also be referred to comparable
replacement housing whose owners are willing to accept and participate in the
Section 8 program and assistance will be provided in making such application.
E. Self-Relocatees
Displacees finding their own housing will be urged to notify the relocation
consultant in advance so that the selected housing may be inspected
beforehand. However, should the displacee move without giving notice or
leaving a forwarding address, every effort will be made to locate the displacee
promptly to determine the quality of the relocation housing and to assure that the
displacee understands the relocation assistance to which they are entitled.
Efforts to find and trace displacees will be not abandoned until appropriate
contacts have been attempted without success.
F. Referrals to Social Service Agencies
The relocation services offered by the relocation consultant will be supplemented
by those qualified professionals who will be directly responsible, in cooperation
with the Developer, its staff and other consultants and agents for seeking and
achieving solutions to the social and economic problems that may interfere with
the successful relocation to a specific displacee or groups of site occupants.
The relocation consultant has worked closely with many agencies and
organizations that operate in the communities to interpret and anticipate the
needs of the project area occupants. The Relocation Consultant will continue to
seek their assistance and cooperation during the relocation process. Following
are some agencies that have provided assistance on an as-needed basis, and
which are expected to continue to do so:
Los Angeles County Department of Social Services
California State Service Center
Legal Aid
Economic Youth Opportunities Agency
NAACP
Los Angeles Urban League
Neighborhood Adult Participation Program
Social Security Administration
The Congress of Mexican American Unity
Housing Opportunity Center
America Friends Service Committee
Welfare Planning Council
Community Relations Conference of Southern California
MALDEF
ACLU
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FAME Santa Monica Senior Apartments Relocation Plan
The above list is not intended to be all-inclusive. As the Relocation Consultant
completes the assessment of the displacee's replacement housing needs, other
organizations will be contacted.
G. Mortgage Financing Assistance
For relocatees who qualify or potentially qualify, the relocation consultant will
explain procedures, make referrals, and give full assistance to prospective home
purchasers in obtaining mortgage financing under the most favorable terms, with
particular emphasis on the VA and FHA mortgage insurance programs,
Certificates of Eligibility under the National Housing Act will be furnished to
qualifying home buyers; as well as to prospective tenants of subsidized housing
and section 8 rental assistance housing programs.
H. Compliance with Civil Rights Act of 1968
The Yelocation consultant will take positive action to assure displacees are given
every opportunity to obtain the housing of their choice throughout the City of
Santa Monica where housing of their choice is available, in accordance with Title
VII of the Civil Rights Act of 1968. In an effort to assure that displacees are
receiving equal treatment in their choice of housing regardless of race, color, sex,
religion, national origin, or ancestry, the Developer shall:
Make full use of HUD, FHA and VA acquired properties, multiple listing
services, and real estate management and brokerage services; and
Cooperate fully with human relation organization, social, civil, religious and
other groups involved in facilitating freedom of choice of housing.
X. REPLACEMENT OF RESIDENTIAL HOUSING RESOURCES
The Developer has an .obligation to provide housing to replace the units that will be removed
from the market place. -More details on replacement housing are available in the Replacement
Housing Plan for FAME Santa Monica Senior Apartments.
XI. ANALYSIS OF RELOCATION REPLACEMENT RESOURCES
The relocation consultant made preliminary investigations to determine the general adequacy
of available residential locations that will be called upon during the relocation of eligible
persons from the project site. Since the relocation will occur over a period of months, the
particular vacancy listed below may not exist a# the time of relocation. Thus, the information
below is not meant to serve as a definitive assertion of availability, but rather as an indicator of
a general trend.
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FAME Santa Monica Senior Apartments Relocation Plan
Residential Rentals
(Apartment, Condo, Houses, Duplex, Triplex, Loft)
Bedroom Size Units Available Price Ran e
1 bedroom 141 $825 _ $1,100
2bedroom 284. $1,150-$2,000
3 bedroom 99 $1,495 - $2,500
At the time of displacement, the relocation consultant will again engage in an exhaustive effort
to find as many referrals as needed to properly relocate eligible persons.
XII. RELOCATION ADVISORY SERVICES
The relocation advisory assistance to be provided by the reldcation consultant include those
measures, facilities and/or services which are necessary and/or appropriate to do all of the
following:
® Determine and make timely recommendations on the needs and preferences, if any, of
displaced tenants for relocation assistance;
® Provide current and continuing information. on the availability, sales prices, and rentals of
suitable replacement locations;
® Supply information concerning other federal and state programs that may be of assistance
to those eligible persons in applying for assistance under said programs;
® Provide other advisory services to eligible persons in order to minimize hardships to those
persons;
• Assist each eligible person to complete applications for payments and benefits;
® Provide any services required to insure that the relocation process does not result in
different or separate treatment on account of race, color, religion, ancestry, national origin,
sex, sexual orientation, marital status or other arbitrary circumstances. Such relocation
process shall satisfy the requirements of Title VI of the Civil Rights Act of 1964, Title VIII of
the Civil Rights Act of 1968, the Unruh Civil Rights Act and the California Fair Housing Law;
and
® Inform all eligible persons who will be displaced about the eviction policies to be pursued in
carrying out the project.
A. Notice Relocation Claim Denial
If the Developer disapproves all or part of a payment claimed, or refuses to
consider the claim on its merits because of untimely filing or their grounds, it shall
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FAME Santa Monica Senior Apartments Relocation Plan
promptly notify the claimant in writing of its determination, the basis for its
determination, and the procedures for appealing that determination.
B. Notices
General Information Notice
As soon as feasible, each eligible person will be issued an appropriate notice, as
follows:
• Explain that a project has been proposed and caution the person not to
relocate before the project is approved or the person receives a Notice of
Eligibility For Relocation Assistance;
• Generally describe the relocation payments for which the person may be
eligible, the basic conditions of eligibility, and the procedures for obtaining the
payments;
• Inform the person that he or she will be given reasonable relocation advisory
services, including referrals to replacement properties, help in filing payment
claims, and other necessary assistance to help the person relocate
successfully;
• Inform the person that he or she will not be required to move without at least
90 days' advance written notice; and
• Describe the person's right to appeal the Developer's determination as to the
person's eligibility for relocation assistance or the amount of such assistance.
C. Informational Booklets
An informational booklet describes available relocation assistance and payments.
D. Notice of Displacement and Eligibility for Relocation Assistance
Each eligible person occupying the displacement property shall be issued:
• Inform the person of their eligibility for the relocation assistance promptly
within 60 days after the "initiation of negotiations" (ION); and
• Describe the assistance, the estimated amount of assistance, and the
procedure for obtaining the assistance.
E. Ninety-Day Notice
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FAME Santa Monica Senior Apartments Relocation Plan
No lawful, eligible persons to be displaced shall be required to move unless
he or she has received at least 90 days' advance written notice of the earliest
date by which he or she may be required to move;
The 90-day Notice shall not be given before the person is issued a Notice of
Displacement and Eligibility for Relocation Assistance; and
® The 90-day Notice shall either (a) state the specific date by which the
property must be vacated or (b) specify the earliest date by which the
displacee may be required to move and indicate that the displacee will
receive a vacate notice indicating, at least 90 days in advance, the specific
date by which he or she must. move.
F. Urgent Need
In unusual circumstances, a displacee may be required to vacate the property on
less than 90 days' advance written notice if the Developer determines that a 90-
day notice is impracticable, such as when the person's continued occupancy of
the property would constitute a substantial danger to health or safety. A copy of
the Developer's determination shall be included in the applicable case file.
G. Vacate Notice
At the initial interview, all eligible persons will be advised as to tentative vacate
schedules so that they may plan ahead and have sufficient time to obtain
relocation accommodations. Every effort will be made to secure the eligible
person's cooperation to continue payment of rent to the Developer and relocate.
When a specific vacate date is determined, the Developer will give at least a sixty
(60) day Notice to Vacate prior to the desired vacate date, as required by law.
Each notice shall be personally served or sent by certified or registered first-class
mail, return receipt. Each .notice shall be written in plain, understandable
language. Persons who are unable to read and understand the notice (e.g.,
illiterate, foreign language, or impaired vision or other disability) must be provided
with appropriate translation/communication (e.g., sign language interpreter or
reader) and counseling. Each notice shall indicate the name and telephone
number (including the telecommunication device for the deaf (TDD number, if
applicable) of a person who may be contacted for answers to questions or other
needed help.
H. Eviction Policy
The Developer will undertake eviction proceedings only under the following
circumstances:
® Failure to pay rent;
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FAME Santa Monica Senior Apartments Relocation Plan
® Maintenance of a nuisance or use of the premises for illegal purposes;
• A material breach of the rental agreement;
• Refusal to consider, without adequate reason, accommodations meeting
relocation standards; and
• Situations permitting eviction under State or local law.
If eviction proceedings are necessary, every effort will be made to provide
relocation services prior to eviction. In some cases an eviction action may
render a person ineligible for relocation. services or payments.
I. Project Site Office
A temporary relocation site office may be established on-site where relocation
consultants may work closely with all displacees iri carrying out the relocation
program. Relocation consultant working hours may be .arranged to provide
services conveniently available to all eligible persons of the project.
J. Coordination of Activities
At such time as the Developer may initiate negotiations to purchase property
occupied by an eligible person, the Developer's staff may also commence
relocation activities. Among the coordinated activities are the following:
• Personal on-site interviews will be conducted where the Relocation
Consultant will provide each potential eligible person with an Informational
Statement detailing benefits and eligibility;
• After an analysis df replacement housing needs, appropriate referrals will be
made;
• Claims for relocation payments will be prepared by the Relocation Consultant
for the claimant's signature. Signed claims will then be delivered to the
Developer for approval and processing;
• Relocation benefit checks will be hand-delivered to the claimant/recipients;
• If the displacement involves a residential displacee, any new housing chosen
by the claimant will be inspected by the Relocation Consultant for occupancy
and health and safety minimum standards. Any such claimant will be
informed in writing of the inspection results; and
• The Relocation Consultant will also contact and work with appropriate
governmental and social service agencies to provide applicable assistance,
including, for example, small business loans and housing subsidies.
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FAME Santa Monica Senior Apartments Relocation Plan
XIII. RELOCATION PAYMENTS AND DISBURSEMENT
A. Residential Relocation Benefits
Relocation payments, as provided by the State Guidelines and the will be paid to
eligible residential persons displaced by the FAME Santa Monica Senior Apartments
Project. An Informational Booklet will be provided to displacees. The Informational
Booklet will advise the site occupant of the eligibility requirements for relocation
payments and generally instruct displacees on procedures for filing claims.
1. Payment for Moving and Related Expenses
a. Fixed Moving and Dislocation Payment is available up to $2,150 to any
eligible person who qualifies as a displaced person. This is an expense and
dislocation allowance as an alternative to a payment for actual moving and
related expenses. This allowance shall be determined according to the
applicable schedule approved by the Federal Highway Administration.
Multiple occupants living together and displaced from a single dwelling shall
be regarded as one household for the purposes of calculating these
payments; or
b. Actual Reasonable Moving Expenses Payment is available to any eligible
person who qualifies as a displaced person. This person is entitled to
payment of actual moving and related expenses, as the Developer
determines to be reasonable and necessary, including transportation cost
(limited to a 50 mile radius), storage cost for moving the displacee and/or
personal property.
2. Replacement Housing Payment -Rental/Downpayment Assistance
Replacement Housing Payment is available to any displacee who qualifies as a
displaced person and has actually and lawfully occupied the displacement
dwelling for at least 90 days prior to the initiation of negotiations; and has rented,
or purchased, and occupied a decent, safe, and sanitary replacement dwelling
within 1 year (unless the Developer extends this period for good cause). This
person is entitled to a payment not to exceed $5,250 for rental. assistance or
downpayment assistance payment in the amount the eligible person would
receive if the person rented a comparable replacement dwelling.
3. Replacement Housing Payment for A Person Who Is Not A 90-Day Tenant
® The household has owned and occupied their unit for not less than 90 days
prior to the "initiation of negotiations."
® The household purchases and occupies a replacement unit. within one year
from: (i) the date that the household receives the final payment from the.
displacing entity for all the costs of the acquired unit; or (ii) the date that the
household vacates the acquired unit; whichever is later.
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FAME Santa Monica Senior Apartments Relocation Plan
A person who is displaced from a dwelling that they did not occupy for at least 90
days or 180 days before .the initiation of negotiations is not entitled to a
replacement housing payment. However,. to comply with of the relocation
guidelines, the Developer will provide the assistance necessary to enable such
person to relocate to comparable rental housing within their financial means. Any
displaced person who fails to meet the length of occupancy requirements may
qualify for assistance under this category.
4. Last Resort Housing Payment
If at the time of displacement there is a lack of comparable replacement housing,
there may be a need to provide Last Resort Housing Payments. Last Resort
Housing payments are authorized by statute if affordable "comparable
replacement housing" cannot be found for the displaced tenant household (i.e.,
housing not more than 30% of the household's average monthly income.) In this
case, payments may be made beyond the $5,250 statutory cap up to 42 months
worth of rental assistance.
The supplemental increment beyond $5,250 may be paid in installments or in a
lump sum at the discretion of the Developer. There are sufficient replacements
housing resources to re-house the displaced households according to the
housing survey conducted. However, whenever comparable replacement
dwellings are not available within the monetary limits for displaced owner-
occupants and tenants, the Developer will provide additional alternative
assistance under in accordance with the applicable relocation regulations.
• Cash Assistance to Exceed Statutory Payment Caps Relocation
guidelines require that comparable replacement housing within a person's
financial means be made available before that person may be displaced.
Whenever the payment ceiling under Replacement Housing Payment for
Homeowners ($22,500) and Replacement Housing Payments for Tenants
($5,250) is insufficient to provide comparable replacement housing, additional
or alternative assistance must be provided. Generally, this is accomplished by
providing additional cash assistance that exceeds the above ceiling limits.
• Other Last Resort Housing Measures Relocation guidelines also authorizes
the Developer to use project funds to undertake special measures, such as
the construction, rehabilitation, or relocation of housing; the purchase of land
and/or housing and later sale or lease to, or exchange with, the person; the
provision of a direct loan; and the removal of barriers for persons with
disabilities.
• Option of Displaced Person The displaced person may enter into an
agreement with the Developer to accept a decent, safe and sanitary
replacement dwelling to be provided as a last resort housing measure. Absent
such agreement, the Developer shall not require the displaced person to
accept a dwelling provided by the Developer under the last resort housing
.Page 24
FAME Santa Monica Senior Apartments Relocation Plan
provisions as an alternative to an acquisition payment or any relocation
payment for which the person may otherwise be eligible.
Prorating of Payments
For the purpose of calculating moving expenses or replacement housing payment
where, two or more occupants living together (whether they are members of one family
or not) and displaced from a single dwelling shall be regarded as one displaced person.
If two or more such occupants submit more than one claim, an eligible claimant for
payment may be paid only his reasonable prorate share (as determined by the
Developer) of the total payment applicable to a single displaced person. The total of the
payments made to all such claimants moving from the dwelling unit shall not exceed the
total payment allowable to a displaced person.
Documentation of Residential Claims
A residential relocation claim for payment must be supported by such documentation as
may be reasonably required to support expenses incurred or other evidence of such
expense. The relocation consultant will provide an eligible person reasonable
assistance necessary to complete and file any required claim for payment. Such
documentation as may be reasonably required to support expenses incurred or other
evidence of such expenses must support a relocation claim. An eligible person may be
provided reasonable assistance necessary to complete and file any required claim for
payment. These include:
® Moving expenses incurred such as an itemized receipted bill or other evidence of
such cost incurred.
Verification of the eligible person's occupancy, rent and utility cost at the
displacement dwelling 90 days prior. to the initiation of negotiations or such date of
eligibility the Developer determines as appropriate.
® Verification of the household's total monthly income.
® Verification of housing costs for the replacements dwelling including rent and utility
receipts or other evidence of such costs incurred.
Filing Claim for Relocation Payments
In order to obtain a relocation payment, a displaced person will be required to submit a
claim form and supported documentation. By prearrangement between the Developer,
the eligible person and the mover/contractor, with such arrangements confirmed in
writing by the relocation coordinator, the Developer may pay the mover/contractor
directly. Claims and supporting documentation for relocation benefits must be filed with
the Developer within eighteen (18) months from the date the tenant vacates the
displacement property.
Page 25
FAME Santa Monica Senior Apartments Relocation Plan
Advance Payments
At times, there may be -a need for advance relocation payments in the event of a
hardship. Most often, such payments are needed to assist the displaced person in
securing a replacement .location or other related commitments. The Relocation
Consultant will expedite consideration of such requests.
All relocation benefit payments will be made expeditiously. An eligible person may be
paid a portion of their determined eligible moving expenses in advance of their actual
date to vacate the premises. The Developer will provide an advance payment whenever
later payment would result in financial hardship.
Relocation Payments Not Considered As Income
California Government Code Section 7269 provides; (a) No payment received by any
person under this chapter or as tenant relocation assistance required by any state
statute or local ordinance shall be considered as income for the purposes of the
Personal Income Tax Law, Part 10 (commencing with Section 17001) of Division 2 of
the Revenue and Taxation Code, or the Bank and Corporation Tax Law, Part 11
(commencing with Section 23001) of Division 2 of the Revenue and Taxation Code; (b)
No payment received by any person under this chapter shall be considered as income
or resources to any recipient of public assistance and such payments shall not be
deducted from the amount of aid to which the recipient would otherwise be entitled
under any other provisions df law.
For additional information on State or local income taxes, you should check with the
State or local income tax office in your area or with your personal tax advisor.
Termination of Relocation Assistance
The Developer's relocation obligations will terminate under the following circumstances:
® The displaced business concern has received all assistance and payments to which
it is entitled and has been successfully relocated or has ceased operations;
A person displaced from his business refuses reasonable offers of assistance and
payments;
® All reasonable efforts to trace a person have failed. To ensure that the action of a
public entity does not reduce the housing supply in critical categories or locations,
unsuccessful efforts to trace a particular displaced person shall not lessen the
obligation to provide last resort housing; and
® A person displaced from his dwelling refuses reasonable offers of assistance,
payments and comparable replacement housing.
Page 26
TAME Santa Monica Senior Apartments Relocation Plan
XIV. GRIEVAi~CE PROCEDURES
The Developer has adopted grievance procedures to implement the provisions of the State
Guidelines. The purpose of the grievance procedures is to provide Agency requirements for
processing appeals from Agency determinations as to the eligibility for, and the amount of a
relocation payment. It is also for processing appeals from persons aggrieved by the
Developer's failure to refer them to comparable permanent or adequate temporary
replacement housing. Potential displacees will be informed by the Developer of their right to
appeal regarding relocation payment claims or other decisions made affecting their relocation.
Any eligible person may request someone other than the person who made. the determination
in question review his or her claim. The Developer may refer appeals to an established
Relocation Appeals Board to review cases requiring further adjudication.
Page 27
EXHIBIT A
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FAME Senior Apartments Relocation Plan Del Richartlson & Associates Inc.
EXHIBIT B
REQUIRED NOTICES
GENERAL INFORMATION NOTICE
RESIDENTIAL TENANT TO BE DBSPLACED
Dear
The FAME Santa Monica Senior Apartments, LP is interested in acquiring the property you
currently occupy at for the proposed FAME Santa
Monica SeniorApariments Project that will receive funding assistance in the development of an
affordable housing project.
The purpose of this Notice is to inform you that you may be displaced as a result of the
proposed project. This Notice also serves to inform you of your potential rights as a displaced
person in accordance with the California Relocation Act (CRAG) and the Relocation Assistance
and Real Property Acquisition Guidelines. You may be eligible for relocation assistance and
payments under the "Guidelines" if the proposed project receives fuhding and if you are
displaced as a result of acquisition for the project.
® This is not a notice to vacate the premises.
® This is not a notice of relocation eligibility.......
If you are determined to be eligible for relocation assistance in the future, you may be eligible
for.
1. Relocation advisory services including help to you find another place to live;
2. At least 90 days advance written notice of the date you will be required to move;
3. Payment for your moving expenses; and
4. Replacement housing payments to enable you to rent or purchase a comparable
replacement home.
You wilt also have the right to appeal FAME Santa Monica Senior Apartments, tP's
determination, if you feel that your application for assistance was not properly considered. The
enclosed informational brochure, "Relocation Assistance To Tenants Displaced From Their
Homes" provides an explanation of this assistance and other helpful information.
Please be advised that. you should continue to pay your rent and meet any other obligations as
specified in your lease agreement. Failure to do so may be cause for eviction. If you choose to
move or if you are evicted prior to receiving a formal notice of relocation eligibility you will not
be eligible to receive relocation assistance. It is important for you to contact us before making
any moving plans.
FAME Santa Monica Senior Apartments P.elocation Plan Del Richardson & Associates, Inc
EXHIBIT B
REQUIRED NOTICES
Page 2
Again this is not a notice to vacate the premises and does not establish your eligibility for
relocation payments or assistance at this tame. If you are determined to be displaced and are
required to vacate the premises in the future, you will be informed in writing. In the event the
proposed project does not proceed or if you are determined not to be displaced, you will also
be notified in writing.
!f you have any questions about this notice or the proposed project, please contact our
Relocation Consultant, located at and the telephone
number is
Sincerely,
FAME Santa Monica Senior Apartments LP
Enclosure
ACKNOWLEDGEMENT RECEIPT:
Received By:_
Date:
FAME Santa Monica Senior Apartments Relocation Plan Del Richardson & Associates, Inc
EXHIBIT B
REQUIRED NOTICES
NOTICE OF DISPLACEMENT AND ELIGIBILITY FOR
RELOCATION ASSISTANCE -RESIDENTIAL TENANT
Dear
On the FAME Santa Monica Senior Apartments, LP notified you of proposed plans to
acquire the property you currently own and occupy at for the proposed
FAME Santa Monica Senior Apartments Project that could receive funding assistance.' On
,the project was approved and will receive funding.
It has been determined that you will be displaced 6y the. project. Since you are tieing displaced
in connection with this project, you will be eligible for relocation assistance and payments with
the California Relocation Act (CRAL) and the Relocation Assistance and Real Property Acquisition
6uideJines.
The effective date of this Notice is > 'You are now eligible for relocation
assistance, including:
Counseling and Other Advisory Services
Payment for Moving Expenses. You may, choose: '{1) a payment for your actual reasonable
moving and related expenses, or (2) a fixed moving payment in the amount of $ based
on a Fixed Residential Moving Cost Schedule.
Replacement Housing Payment. You-.may be eligible for a replacement housing payment to
rent or buy a replacement home. The payment is based on several factors, including the cost of
a "comparable`replacement home," the monthly rent and average cost of utility services for
your present home,. and 30 percent of your average gross household income.
listed below are three "comparable replacement homes" that you may wish to consider
Rent and
Address Utility Costs
Name and Phone No.
of Person to Contact
2.
2.
3,
FAME Santa Monica Senior Apartments Relocation Plan del Richardson & Associates, Inc
EXHIBIT B
REQUIRE® IVOTICE3
Page 2
We would be pleased to provide you with transportation to inspect these dwelling units. We
believe that the unit at (address) is the most representative of your
present home. The rent and the estimated average cost of utility services for that unit is
Based on the information you have provided about your income, you may be
eligible for a rental assistance payment up to $ (42 x $ }. This is the
maximum amount that you would be eligible to receive. It would be paid in installments or
lump sum. If you rent a decent, safe and sanitary home where the monthly rent and average
estimated utility costs are less than $ ,your rental assistance payment would be
.based on the actual cost of such unit.
Contact us immediately if you do not agree that these units'are comparable to your home. We
will explain the basis for our selecting these units. And, if necessary, we will find other units.
We will not base your payment on any unit that is nota `'comparable replacement home."
Should you choose to buy (rather than rent) a decent, safe and sanitary replacement home, you
would be eligible for a down payment of $ :'tetusknow if you would prefer to buy a
replacement home, and we will help you find such housing..
1 am enclosing a brochure entitled, "Relocation Assistance to Tenants Displaced From Their
Homes." Please read the brochure carefully. it explains your rights and some things you must
do to obtain a payment. For example, #o obtain a replacement housing payment you must
move to a decent, safe and sanitary fiome within one year after you vacate your present home.
Therefore, do not commit yourself to rent or huy a unit until we inspect it.
I want to make it clear that you are eligible for assistance to help you relocate. In addition to
relocation payments and housing referrals, counseling and other services are available to you:
Our relocation consultant will soon contact you to determine your needs and preferences. They
will explain your rights and help you obtain the relocation payments and other assistance far
which you are eligible. If you have any questions, please contact at
and the telephone number is
FAME Santa Monica Senlor Apartments Relocation Plan Del Richardson & Associates, Inc
EXHIBIT 8
REQUIRED NOTICES
Page 3
Remember; do not move before we have a chance to discuss your eligibility for assistance. This
letter is important to you and should be retained.
Sincerely,
FAME Santa Monica Senior Apartments, tP
Enclosure
RECEIPT ACKNOWLEDGEMENT:
Received By:
Date:
FAiViE Santa Monica Senior Apartments Relocation Plan - Del Richardson&ASSnciates, In<
EXHI69T B
REQUIRED NOTICES
NINETY-DAY (90) NOTICE TO VACATE
Dear
You are presently occupying certain premises owned by FAME Santa .Monica Senior
Apartments, LP located at
It is necessary for us to ask you to move. However, in accordance with applicable relocation
regulations and FAME Santa Monica Senior Apartments, LP's relocation policy, yoia shall 6e
given at least ninety (90) days advance written notice from receipt of this Notice, or until
before you shall be required to move.
However, please be advised that you will not be required to move unless you have been given
at least three (3} referrals to comparable housing.
If you find another suitable replacement dwelling, you may move before the end of the ninety-
day (90} period. Remember to notify your. relocation consultant before you move or sign a
rental agreement so that it may be internally and externally inspected by the. relocation
consultant and qualify your replacement dwelling; a{so if you would like additional advisory
assistance, or to find out if you will be entitled. to receive any relocation payments.
Your relocation agent and I know that it maybe a hardship for you to move. Therefore, we will
do all we can to make it as easyas possiblef'By planning and working together, we can achieve
a common goal, a decent, safe and sanitary dwelling for you and your family.
In the meantime; if you have any questions or require assistance, please contact our Relocation
Agent who may be reached: at and the telephone number is
Sincerely,
FAME Santa Monica SeniorAportments, LP
RECEIPT ACKNOWLEDGEMENT:
Received By:
Date:
FAME Santa Monica Senior Apartments Relocation Plan Del Richardson & Associates, Inc
EXIiIBIT B
RECZUIRED NOTBCES
SIXTY-DAY (60) NOTICE TO TERMINATE TENANCY
TO:
You are presently occupying certain premises owned by FAME Santa Monica Senior
Apartments, LP pursuant to a written Rental Agreement and said premises having the fdtlowing
address:
This is to notify you that your tenancy from month.-to-month of the said premises will be
terminated as of
You are hereby required to vacate and deliver up possession of said premises to FAME Santa
Monica Senior Apartments, LP on or before .Failure to vacate and deliver
up possession of said premises to FAME Santa Monica Senior Apartments, LP on or before
will result in the commencement of legal proceedings to evict you and to
recover damages.
Rent payable in advance pursuant td`said Rerital Agreement shall be due and payable up to and
including
This Notice is intended as a Sixty-day (6D) Notice terminating said tenancy.
Dated this- day of , 2009.
Sincerely,
FAME Santa Monica Senior Apartments, LP
RECEIPT ACKNOWLEDGEMENT:
Received By:
Date:
FAME Santa Monica Senior Apartments Relocation Plan Oel Richardson & Associates, Inc
EXHIBIT C
GRIEVANCE PROCEDURES
A. Right of Review
Any person who believes himself aggrieved by a determination as to eligibility, the amount of
payment, the failure of FAME Santa Monica Senior Apartments, LP to provide comparable
permanent or adequate temporary replacement housing or FAME Santa Monica Senior
Apartments, LP's property management practices may, at his election, have his claim reviewed
and reconsidered by the Executive Director of FAME Santa Monica Senior Apartments, LP or an
authorized designee.
B. Notification of Decision
If FAME Santa Monica Senior Apartments, LP denies or refuses to consider a claim, FAME
Santa Monica Senior Apartments, LP's notification to the claimant of its determination shall
inform the claimant of its reasons and the applicable procedures for obtaining review of the
decision. If necessary to provide the information in the language most easily understood by the
recipient, such notification shall be printed in a language other than English.
C. stages of Review
Request for Further Written Information
A complainant may request FAME Santa Monica Senior Apartments, LP to
provide him with a full written explanation of its determination and the basis
therefor, if he feels that the explanation accompanying the .payment of the claim
or notice of FAME Santa Monica Senior Apartients, LP's determination was
incorrect or inadequate.
FAME Santa Monica Senior Apartments, LP shall provide such an explanation to
the complainant within three weeks after its receipt of his request.
2. Informal Oral Presentation
A complainant may request an informal oral presentation before seeking formal
and reconsideration. The right to formal review and reconsideration shall not be
conditioned upon requesting an informal oral presentation.
The complainant must file a written request for an informal oral presentation
within the period. Within fifteen days of the request FAME Santa Monica Senior
Apartments, LP shall afford the complainant the opportunity to make such
presentation.
The complainant may be represented by an attorney or other person of his
choosing. This oral presentation shall enable the complainant to discuss the claim
with the Executive Director of FAME Santa Monica Senior Apartments, LP or a
designee (other than the person who made the initial determination) having
FAME Santa Monica Senior Apartments Relocation Plan Del Richardson & Associates, [nc.
EXHIBIT C
GRIEVANCE PROCEDURES
authority to revise the initial determination on the claim. FAME Santa Monica
Senior Apartments, LP shall make a summary of the matters discussed in the oral
presentation to be included as part of its file.
3. Formal Review and Reconsideration
a. Request for Review
At any time within the period, a complainant may file a written request for
formal review and reconsideration by the Relocation Appeals Board. The
complainant may include in the request for review any statement of fact
within the complainant's knowledge or belief or other material which may
have a bearing on the appeal. If the complainant requests more time to
gather and prepare additional material for consideration or review and
demonstrates a reasonable basis therefor, the complainant may be granted
additional time.
The Relocation Appeals Board shall consider every aggrieved person's
complaint regardless of form, and shall, if necessary, provide assistance in
preparing the written request for review.
b. Notice off Procedures
When a complainant seeks formal review, the Relocation Appeals Board
shall inform him that he has the right to be represented by an attorney, to
present his case by oral or documentary evidence, to submit rebuttal
evidence, to conduct such cross-examination as may be required for a full
and true disclosure of facts, and to seek judicial review once he has
exhausted administrative appeal.
c. Review by Relocation Appeals Board
The Relocation Appeals Board shall promptly hear all complaints brought
by residents of the various project areas relating to relocation and shall
determine if FAME Santa Monica Senior Apartments, LP has complied
with the provisions of these Rules and Regulations, the .California
Community Redevelopment Law, the Act, the Guidelines and, where
applicable, federal regulations. The Relocation Appeals Board shall, after
a public hearing, transmit its findings and recommendations to the
governing board of FAME Santa Monica Senior Apartments, LP which
shall determine if a modification of FAME Santa Monica Senior
Apartments, LP's initial determination is necessary.
The findings and recommendations by the Relocation Appeals Board shall
include:
FAME Santa Monica Senior Apartments Relocation Plan Del Richardson & Associates, [qc.
EXHIBIT C
GRIEVANCE PROCEDURES
(1) A determination whether FAME Santa Monica Senior Apartments,
LP has complied with State law and, where applicable, federal law
pertaining to the relocation;
(2) Its recommendations, including any recommendations for
modifying FAME Santa Monica Senior Apartments, LP`s initial
determination
(3) The factual and legal basis upon which the findings and
recommendations. rest, including any pertinent explanation or
rationale;
(4) A statement to the complainant that the fmdings and
recommendations will be transmitted to the governing board of
FAME Santa. Monica Senior Apartments, LP for final
administrative decision with respect to the claim.
The findings and recommendations shall be in writing and copies shall be
provided to the complainant and transmitted to the governing board of FAME
Santa Monica Senior Apartments, LP. The Relocation Appeals Board shall issue
findings and recommendations as soon as possible, but no later than three weeks
after receipt of the last material submitted for consideration by the complainant or
the date of its administrative hearing, whichever is later. In the case of complaints
recommended for dismissal for untimeliness or for any other reason not based on
the merits of the claim, the time limit for issuing the findings and
recommendations shall be no later than seven (7) days after receipt. of the last
material submitted for consideration by the complainant or the date of the
administrative hearing, whichever is later.
d. Scope of Review
The Relocation Appeals Board shall review and consider the
complainant's case in light of
(1) All material upon which FAME Santa Monica Senior Apartments,
LP based its original determination, including all applicable rules
and regulations, except that no evidence shall be relied upon where
a complainant has been improperly denied an opportunity to
controvert the evidence or cross-examine the witness;
(2) The reasons given by the complainant for requesting review and
reconsideration of the claim;
(3) Any additional written or relevant documentary material submitted
by the complainant;
FAME Santa Monica Senior Apartments Relocation Plan DeI Richardson & Associates, inc.
EXffiBIT C
GRIEVANCE PROCEDURES
(4) Any further information which FAME Santa Monica Senior
Apartments, LP in its discretion, obtains by request, investigation,
or research, to ensure fair and full review of the claim.
e. Final Determination by FAME Santa Monica Senior Apartments, LP
Board
After receipt of the written findings and recommendations of the
Relocation Appeals Board, the governing board of FAME Santa Monica
Senior Apartments, LP shall review and reconsider. the initial
determination of FAME Santa Monica Senior Apartments, LP on the
claim. The governing board of FAME Santa Monica Senior Apartments,
LP may, but is not required to, conduct an administrative hearing de novo
with respect to the claim, as it deems necessary. The complainant shall be
given at least five (5) days written notice prior to the matter being heard.
The governing board of FAME Santa Monica Senior Apartments, LP shall
base its final decision upon the written findings and recommendations of
the Relocation Appeals Board, the administrative record compiled in
connection with the proceedings of the .Relocation Appeals Board and
upon the record of the administrative hearing, if any, held by the
governing board of FAME Santa Monica Senior Apartments, LP.
The final determination on review by the governing board of FAME Santa
Monica Senior Apartments, LP shall include, but is not limited to:
(1) The governing board's decision on review of the complaint;
(2} The factual and legal basis upon which the decision rests, including
any pertinent explanation or rationale;
(3) A statement to the complainant that administrative remedies have
been exhausted and that judicial review maybe sought.
The final determination of the governing board of FAME Santa Monica
Senior Apartments, LP shall be in writing and a copy thereof shall be
provided to the complainant.
The governing board of FAME Santa Monica Senior Apartments, LP shall
issue its determination as soon as possible, but no later than three (3)
weeks after its receipt of the written findings and recommendations of the
Relocation Appeals Board or the date of the governing board's
administrative hearing, if any. In the case of complaints dismissed for
untimeliness or for any reason not based on the merits of the claim, the
FAME Santa Monica Senior Apartments Relocation Plan Del Richardson & Associates, Inc.
EXHIBIT C
GRIEVANCE PROCEDURES
time limit for issuing such determination shall be no later than seven (7)
days after its receipt of the written findings and recommendations of the
Relocation Appeals Board or the date of the governing board's
administrative hearing, if any.
D. Time Limit for Requesting Review
Any request for review shall be filed in writing with FAME Santa Monica Senior Apartments, LP
within eighteen months following the date he moves from the property or the date he receives
final compensation for the property, whichever is later. FAME Santa Monica Senior Apartments,
LP may extend this time limit for good cause. Whenever FAME Santa Monica Senior
Apartments, LP rejects a request by a claimant for a waiver or extension of the time limits, the
claimant may file a written request for review of this decision, except that such written request
for review must be filed within 90 days of the claimant's receipt of FAME Santa Monica Senior
Apartments, LP's determination not to grant a waiver or extension.
E. Stay of Displacement Pending Final Determination
If a complainant seeks to prevent displacement, FAME Santa Monica Senior Apartments, LP
shall not require the complainant to move until at least 20 days after FAME Santa Monica Senior
Apartments, LP has made its final determination and the complainant has had an opportunity to
seek judicial review. In all cases FAME Santa Monica Senior Apartments, LP shall notify the
complainant in writing at least 20 days prior to the proposed new date of displacement.
Any request for review seeking to prevent displacement must be brought within 30 days after
service by FAME Santa Monica Senior Apartments, LP of the 90-day notice. Such 90-day notice
must include notice of this time limit for seeking review.
F. Joint Complainants
Where more than one person is aggrieved by the failure of FAME Santa Monica Senior
Apartments, LP to refer them to comparable replacement dwellings or adequate temporary
replacement housing the complainants may join in filing a single written request for review. A
determination shall be made as herein provided for each of the complainants.
G. Right to Counsel
Any aggrieved party has a right to representation by legal or other counsel at his expense at any
and all stages of the proceedings.
H. Review of Files by Claimant
Except to the extent that confidentiality of material is protected by law or its disclosure is
prohibited by law, FAME Santa Monica Senior Apartments, LP shall permit the claimant to
inspect all files and records bearing upon his claim or the prosecution of the claimant's
FAME Santa Monica Senior Apartments Relocation Plan Del Richardson & Associates, [nc
EXHIBIT C
GRIEVANCE PROCEDURES
grievance. FAME Santa Monica Senior Apartments, LP may impose reasonable conditions on
such right to inspect. If a claimant is improperly denied access to any relevant material bearing
on the claim, such material may not be relied upon in reviewing the initial determination.
Recommendations by Third Party
Upon agreement between the claimant and FAME Santa Monica Senior Apartments, LP, a
mutually acceptable third party or parties may review the claim and make advisory
recommendations thereon to FAME Santa Monica Senior Apartments, LP for its final
determination. In reviewing the claim and making recommendations to FAME Santa Monica
Senior Apartments, LP, the third party or parties shall be guided by the provisions of these Rules
and Regulations.
Effect of Determination on Other Persons
The principles established in all determinations by FAME Santa Monica Senior Apartments, LP
shall be considered as precedent for all eligible persons in similar situations regardless of
whether or not a person has filed a written request for review. All written determinations shall
be kept on file and available for public review.
K. Judicial Review
Nothing in these procedures shall in any way preclude or limit a claimant from seeking judicial
review of a claim upon exhaustion of such administrative remedies.
FAME Santa Monica Senior Apartments Relocation Plan Del Richardson & Associates, Inc.
EXHI~1°f D
RELOCATION ASSISTANCE TQ TENANTS
DISPLACED FROM THEIR HOMES
introduction
This booklet describes the relocation payments and other relocation assistance provided in accordance
with the Relocation Assistance and Real Property acquisition Guidelines and the California
Relocation Act, (Government Code 25, section 7260 et seq.) to tenants displaced by FAME Santa
Monica SenrorAparfinents LP from their homes. This includes any family or individual that must move as
a direct result of rehabilitation, demolition or acquisition for a project in which State or non-Federal funds
are used For a project.
If you are notified that you will be displaced, it is important that you do not move before you learn what
you must do to receive the relocation payments and other assistance to which you are entitled.
This booklet may not answer all of your questions. If you have more questions abbut your relocation,
contact Del Richardson & Associates, tnc., the Relocation Consultant responsible for the project. (Check
the back of this booklet for the name of the Relocation Agent to contact) Ask your questions before you
move. Afterwards, it may be too late.
Summary of Relocation Assistance
As an eligible tenant displaced from your home, you. will be offered the following advisory and financial
assistance:
° Advisory Services. This includes referrals tp comparable and suitable replacement homes, the
inspection of replacement housing to ensure that it meets established standards, help in preparing
claim forms for relocation payments and other assistance to minimize the impact of the move.
Payment for Moving Expenses: You. may choose either a: -
Payment for Your Actual Reasonable Moving and Related Expenses, or
Fixed Moving Expense and Dislocation Allowance
° Replacement Housing Assistance. To enable you to rent, or if you prefer, buy a comparable or
suitable replacement home, you maycftoose either:
Rental Assistance, of
Purchase Assistance.
If you disagree with FAME Santa Monica Senior Apartments, LP's decision as to the relocation assistance
for which you areeligible,you may appeal that decision.
General Questions
How Will I Know I Am Eligible Far Relocation Assistance?
You should receive a written notice explaining your eligibility for relocation assistance. You should not
move before receiving that notice. If you do, you may not receive relocation assistance.
How Wiil FAME Santa Monica Senior Apartments, LP Know How Much Help I Need?
You will be contacted at an early date and personally interviewed by a Relocation Agent for FAME Santa
Monica Senior Apartments, LP to determine your relocation needs and preferences for replacement
housing and advisory services. The Relocation Agent will ask certain questions about you and other
kAbIE Santa W onica Senior Apartments Relac;nion Plan Del Richartlson & Associates. In C.
ExHlBir o
RELOCATION ASSISTANCE TO TENANTS
DISPLACED FROM THEIR HOMES
member of your household, including questions about your income. It is to your advantage to provide the
information so that the Relocation Agent can assist you in moving with a minimum of hardship. The
information you give will be kept in confidence.
How Soon Will I Have To Mave?
If possible, a mutually agreeable date for the move will be worked out. You will be given enough time to
make plans for moving. Unless there is a health or safety emergency, you will not. be required to move
without at least 90 days advance written notice of (7) at least one "comparable replacement home" that is
available to you and (2) the earliest date by which you must move.
What is A Comparable Replacement Home?
A comparable replacement home is:
• Decent, safe, and sanitary.
• Functionally equivalent to (and equal or better than) your present home.
• Actually available for you to rent.
° Affordable.
• Reasonably accessible to your place of employment..
• Generally as well located with respect to public and commercial facilities, such as schools and
shopping, as your present home.
• Not subject to unreasonable adverse environmental conditiohs.
• Available to all persons regardless of race, color, religion,. sex, or national origin.
What is Decent, Safe, and Sanitary Housing?
Decent, safe, and sanitary housing is housing that: -..
° Meets applicable housing and occupancy requirements.
• Is structurally sound, weathertight, and in good repair.
• Contains a safe, adequate electrical wiring system.
• Has adequate living space forShe occupants:.
• Has a kitchen with a sink, hotand cold running water, and connections for a stove and refrigerator (if
you were displaced froma housekeepirg,unit).
• Has a separate, complete bathroom with hot and cold running water.
• Has heating as required by climatic conditions.
• Has an unobstructed exit to safe, open space at ground level.
• Meetsstandards protectingoccupants from lead-based paint hazards.
If youare person:..wdh a physical disability, is free of any barriers which would preclude your
Will FAME Santa Monica Senior Apartments, LP Heip Me Find A Replacement Home?
Yes. You will 6e provided with referrals to housing that has been inspected to ensure that it meets
established standards. If possible, you will be referred to at (east three comparable replacement homes.
The maximum financial assistance for which you may qualify will be based on the cost of the most
representative comparable replacement home that is available to you. Promptly after you become eligible
for relocation assistance, the Relocation Agent will inform you of such. unit and the maximum payment
available.
Once the Relocation Agent has a clear understanding of your needs and preferences, he or she will work
with you to assure that you are given the best possible choice of housing. The Relocation Agent will offer
you appropriate transportation to inspect these units.
EA91E Santa Monica Senior Apartments Relocation Plan Del Richardson & Associates, Inc.
EXHIBIT D
RELOCATION ASS}STANCE TO TENANTS
DISPLACED FROM THEIR HOMES
If yeu would like to move to government-owned housing or obtain a Housing Choice Voucher (HCV} let
the Relocation Agent know of your interest. Generally, an eligible displaced person receives preference
for such long-term housing assistance. You will be given assistance in completing any required
application forms.
What If t Find My Own Replacement Housing?
You have every right to find your own replacement housing. However, before you. rent or buy, ask the
Relocation Agent to inspect the unit to make sure that it is decent, safe, and sanitary. If the housing unit
is not decent, safe, and sanitary, you will not receive a replacement housing payment.
What If 1 Encounter A Problem In Obtaining Housing Of My Choice?
If you encounter a problem in buying or renting housing of your choice, notify the,Relocation Agent
immediately. The Relocation Agent will look into the matter and try to resolve it. You will receive this help
whether you were referred to the housing unit or found it yourself.
If you are unable to buy or rent a housing unit because of tliscriminatory practices. on the part of a real
estate broker, rental agent, lender, or a property owner; the Relocation Agent wilt help you file a formal
housing discrimination complaint with the U.S. Department of Housing and .Urban Development or the
appropriate State or local fair housing agency.
What Other Services Will I Receive?
In addition to help in obtaining a comparable replacement home,: other assistance, as necessary, will be
provided in order to minimize the impact of your move. This assistance may include referral to appropriate
public and private agencies that provide
services concerning housing financing, employment: health, welfare, or legal assistance. The range of
services depends on the needs of the person being displaced. You should ask the Relocation Agent to
tell you about the specific services that will be-available to help you andyour family.
What Is a Payment For Actual Reasonable Moving and Related Expenses?
You may choose to receive a relocation payment to cover the reasonable cost of your move. If you
choose a Payment for Actual Reasonable Moving And Related Expenses, you may include in your claim
the reasonable and necessary'costs for.
• Transportation for you and your family.
• Packing, moving and unpacking your household goods.
• Disconnecting and reconnecting household appliances and other personal property (e.g., telephone
and cable TV).
• Storage of household goods, as maybe necessary.
• Insurance for the replacement value of your property during the move and necessary storage.
• The replacement value of property lost, stolen or damaged in the move (but not through your neglect)
if insurance is not reasonably available.
The Relocation Agent will explain all eligible moving costs, as well as those that are not eligible. You must
be able to account for any costs that you incur, so keep all your receipts. Select your mover with care. The
Relocation Agent can help you select a reliable and reputable mover.
FAbtE Saeta Moniea Senior Apartments Relocation Plan Del Richardson & Assodates, Inc.
EXHIBIT
RELOCATION ASSISTANCE TO TENANTS
DISPLACED FROM THEIR HOMES
You may elect to pay your moving costs yourself and be repaid by FAME Santa Monica Senior Apartments,
LP or, if you prefer,-you may have FAME Santa Monica Senior Apartments, LP pay the mover. In eikher
case, let the Relocation Agent know before you move.
What Is A Fixed Moving Expense And D'eslocation Allowance?
If you choose a Fixed Moving Expense and Dislocatibn Allowance, you will receive an allowance which is
based on the number of rooms in your home or the number of rooms of furniture you will be moving, as
shown on a schedule. The Relocation Agent has a copy of the schedule and will help you decide whether
choosing this allowance is in your best interest.
If you do not have a large amount of personal property to move, this payment should be more
advantageous. No special documentation is required to support your claim. You need only move your
personal property and complete the appropriate claim form in order to receive your payment.
How Much Rental Assistance Will I Receive?
You may be eligible to receive Rental Assistance fora 42-month period. The assistance is computed in the
following manner.
The assistance needed for one month is determined by ubtracting the "base monthly rent" for your present
home from the cost of rent and utilities for your new home (or a comparable replacement home, if that cost is
lower). That monthly need, if any, is multiplied by:42, to determine the total amount that you will receive. This
amount will be paid directly to you. FAME Santa Monica Senior Apartments, LP must provide the assistance
in monthly installments or other periodic payments. GeneraAy, the base monthly rent for your present home
is the lesser of: (1) the monthly rent and average monthly cost for utilities, or (2) thirty (30%) percent of your
average monthly gross household incdme; if,you are lbw-income based on HUD income limits.
Examples: Let's say that the monthly rent and average cost for utilities for your present home are $250; the
monthly rent and estimated average utility posts for a comparable replacement home are $350; and your
monthly gross income is $700. In this case your"base monthly rent" would be $210 because you are iow-
income and that amount (30% percent of your income) is less than the monthly cost of rent and utilities at
your present home ($250).
• If you yenta replacement: home for $360 per month, including estimated average monthly utility
charges, you will receive$5,880. That amount is 42 times $140 (the difference between the "base
monthly rent" for your present home ($210) and the cost for a comparable replacement home
($350)).
• If you rent a replacement home for $310, including estimated average monthly utility charges, you
will receive $4,200: That amount is 42 times $100 (the difference between the "base monthly rent"
for your present home ($210) and the actual cost of your new home ($310)).
To qualify for rental assistance, you must rent and occupy a decent, safe, and sanitary home within one year
after the date you move. However, FAME Santa Monica Senior Apartments, LP will extend this period for
goad cause.
If 1 Decide to-Buy, Rather Than Rent, How Much Assistance Will 1 Receive?
If you buy a replacement home, you may be eligible for assistance to make a down payment equal to the
amount you would receive if you rented a comparable replacement home (i.e., 42 times the amount obtained
FANH Santa Monica Senior Apartments Rebcation Plan nel Richardson & Associates, Inc.
EXHIBIT
RELOCATION ASSISTANCE TO TENANTS
DISPLACED FROM THEIR HOMES
By subtracting the base monthly rent" far your present home form the monthly rent and estimated average
monthly utility costs for a comparable replacement home). A down payment assistance payment will be paid
in a lump sum.
Example: Assuming the information in the prior examples, the downpayment assistance payment would be
$5,880. That amount is 42 times $140 (the difference between the "base monthly rent" for your present home
($210) and the monthly rent and estimated average monthly utilities cost for a comparable replacement
home ($350). The full amount of the payment must be applied to the purchase of the replacement dwelling.
Must 1 File A Claim To Obtain A Relocation Payment?
Yes. You must file a claimfor each relocation payment. The Relocation Agent will; however, provide you with
the required claim form, help you to complete it, and explain the type of documentation, if any, that you must
submit in order to receive the payment.
If you must pay any relocation expenses before you move (e.g., a security deposit when you sign a lease for
your new home), discuss your financial needs with the Relocation Agent. While refundable deposits are not
covered, you may be able to obtain an advance payment to meet these costs. An advance payment may be
placed in "escrow" or paid directly to a contractor to ensure that the move will be completed on a timely basis.
You must file your claim within 18 months after the date you move.' However, it is to your advantage to file as
soon as possible after you move. The sooner you submit your claim, the sooner it can be processed and paid.
If you are unable to fife your claim within 18 months, ask FAME Santa Monica Senior Apartments, LP to
extend this period.
Be careful not to confuse this 18-month period with'the 12-month period within which you must rent (or buy)
and occupy a replacement dwelling in order to be eligible for a'replacemenk housing payment.
You will be paid promptly after you file an acceptable claim. If there is any question regarding your right to a
relocation payment or the amount of the paymen#, you will be notified, in writing, of the problem and the action
you may take to resolve the matter..
Will I Have To Pay Rent To FAME Santa Monica Senior Apartments, LP Before t Move?
If FAME Santa Mohica Senior Apartments, LP acquires the property in which you live, you may be required to
pay a fair rent to FAME Santa. Monica Senior Apartments, LP for the period between the acquisition of the
property andthe date that you move. Such rent will not exceed the market rent for comparable properties in
the area.
Do I Have To Pay Income Taxes On My Relocation Payments?
No. Section 7269 of California Government Code 25, states that no payment received by any person or as
tenant relocation assistance shall be considered as income or resources for the purposes of the Personal
Income Tax Law, as part of your gross income for State tax purposes. For information on Federal or local
income taxes, you should check with the Federal or local income tax office in your area or with your personal
tax advisor.
What If I Don't Receive The Required Assistance. Can I Appeal?
If you disagree with FAME Santa Monica Senior Apartments, LP's decision as to your right to relocation
assistance or the amount of a payment, or the adequacy of the housing to which you have been referred, you
may appeal the decision to FAME Santa Monica Senior Apartments, LP.
FAME Santa Monica Senior Apartments Relocation Ylan Del Richardson & ASSOCIatQ$, Inc.
ExHeeaT
RELOCATION ASSISTANCE TO TENANTS
DISPLACED PROM THEIR HOMES
FAME Santa Monica Senior Apartments, LP will inform you of its appeal procedures. At a minimum, you will
have 60 days to file your appeal with FAME Santa Monica Senior Apartments, LP after you receive written
notification of FAME Santa Monica Senior Apartments, LP's determination on your claim. Your appeal must
be in writing. Hawever, if you need help, the Relocation Agent will assist you in preparing your appeal.
if you are a low or moderate-income person and are dissatisfied with FAME Santa Monica Senior Apartments,
LP's determination on your appeal, you may have an additional right to request administrative review of that
decision.
You can expect a fair decision on any appeal. However, if you are not satisfied .with the final administrative
decision on your appeal, you may seek review of the matter by the courts.
t Have More Questions. Who Will Answer Them?
If you have further questions after reading this booklet, contact De/ Richardson & Associates, lnc, and
discuss your concerns with the Relocation Agent.
Relocation Agent: Ricardo Viallta
Address: 510 South La Brea Avenue
Office Hours: 9:00 am until 6:00 pm (Weekdays)
Telephone Number: (310) 645-3729, ext 237
FAMH Santa Monica Senior Apartments Relocation Plan Del Richardson & Associates, Inc.